2807 Tampico · San Antonio, TX 78207

$45,000

2 bd · 1.0 ba · 600 sqft · SingleFamily public records · 6 Days on market

Built 1947 3,746 sqft lot Est $67k · 33% under

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Why this score? — see what drove the A grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

OFF-MARKET DEAL: INVESTOR SPECIAL 2807 Tampico St, San Antonio, TX 78207 2 Bed / 1 Bath | 600 Sq Ft THE DEAL: Motivated seller looking for a quick cash exit. This 1947 property is a prime candidate for a full rehab or a "buy and hold" rental in the high-demand 78207 zip code. INVESTOR HIGHLIGHTS: * Foundation: Pier & Beam (easy access for plumbing/electric updates). * Location: 5 mins from Downtown SA and Our Lady of the Lake University. TERMS: * Condition: Sold AS-IS. * Closing: Fast close preferred.

Key facts

• High-demand zip code
• Full rehab
• 5 mins from downtown

Tags

• FULL REHAB
• HIGH-DEMAND ZIP CODE
• PIER AND BEAM FOUNDATION
• 5 MINS FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Cap rate 17.4% vs local median 3.8% in San Antonio — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#31 in TX, #1,616 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F.
• San Antonio ISD (urban): math 12% / reading 22% proficiency, ranked #805 of 826 in TX (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sarah S King El (math 22% / reading 27%, grade F, #3,052 of 4,322 statewide, top 74%, 564 students, 98% FRL); Lanier H S (math 9% / reading 15%, grade F, #1,554 of 1,632 statewide, top 95%, 1,547 students, 97% FRL) — zoned schools average 97% FRL vs 80% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.7%/yr); 154 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 8,308 units permitted in Bexar County in 2024 (2,506 in 5+ unit buildings).
• This rent runs 38% of the median local income ($32k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Bexar County population projected at +50% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 7.7% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.27% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.77%
• DSCR: 2.77
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $67,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Loma Vista St	0.14mi	2/1.0	641 (+7%)	4mo	$55,000	$86	78
1717 Montezuma	0.32mi	1/1.0 (-1)	576 (-4%)	10mo	$69,999	$122	65
3538 EL Paso St	0.43mi	2/1.0	616 (+3%)	16mo	$99,900	$162	62
2429 Potosi	0.16mi	2/2.0	674 (+12%)	12mo	$45,000	$67	58
2926 El Paso	0.39mi	2/1.0	672 (+12%)	6mo	$39,999	$60	57
2721 Colima	0.28mi	2/1.0	672 (+12%)	14mo	$75,000	$112	55
2605 Guadalupe St	0.52mi	2/1.0	636 (+6%)	13mo	$99,900	$157	55
818 Angela	0.42mi	1/1.0 (-1)	680 (+13%)	4mo	$65,000	$96	50
1125 Elvira St	0.56mi	1/1.0 (-1)	646 (+8%)	15mo	$54,900	$85	44
1528 Santiago St	0.46mi	2/1.0	675 (+12%)	19mo	$100,000	$148	42
912 Elvira	0.68mi	2/1.0	530 (-12%)	8mo	$90,000	$170	42
223 SW 19th St	0.74mi	2/1.0	680 (+13%)	13mo	$72,000	$106	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.73% rent growth · sell at horizon

5-year hold

• IRR: 58.7%
• Equity multiple: 5.46×
• Total profit: $56,248
• Equity at exit: $40,540

10-year hold

• IRR: 54.4%
• Equity multiple: 13.49×
• Total profit: $157,315
• Equity at exit: $87,425

Cash invested: $12,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 78207

• Home prices YoY: 15.2%
• Rents YoY: 7.7%
• Active inventory: 154
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,020 high
• Mortgage (P&I): −$236
• Tax from tax record: −$133 /mo · $1,598/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $418

Break-even live

Break-even rent $491

Max offer price $45,000

Occupancy floor 54%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3017 Colima St San Antonio, TX	1.0	1.0	480	$800	$1.67	43d	1	0.25mi
2721 Colima St San Antonio, TX	2.0	1.0	700	$1,250	$1.79	15d	1	0.30mi
1938 S Zarzamora St Unit 610 San Antonio, TX	1.0	1.0	744	$915	$1.23	3d	1	0.83mi
2003 S Zarzamora St San Antonio, TX	1.0–4.0	1.0–2.0	1028	$1,120	$1.09	24d	1	0.84mi
321 N Chupaderas St Unit 101 San Antonio, TX	1.0	1.0	410	$790	$1.93	43d	1	1.30mi
1820 Ruiz St San Antonio, TX	1.0	1.0	504	$750	$1.49	2d	1	1.47mi

Listing history 4 events

1. 2026-02-24
   status Pending
2. 2026-02-24
   status Back on Market
3. 2026-02-24
   status Pending
4. 2026-02-18
   listed $45,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast TX · Resets to sale price

• Current annual tax: $1,598 · $133/mo
• Projected year-2 tax: $1,598 · $133/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 22 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,235
• − Mortgage interest: −$2,521
• − Property taxes: −$1,598
• − Insurance: −$225
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$1,309
• Taxable income: $4,624
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $3,901/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: San Antonio ISD
• NCES district ID: 4838730
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 22% ▼ -7.00%
• Median HH income: $30,952
• Composite: 13.57/100
• National rank: #9512
• State rank: #805 of 826 in TX

Livability — San Antonio

• Score: 80/100
• State rank: #31
• US rank: #1616

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment C Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: San Antonio, TX
• County: Bexar County · 1,990,555 people
• City population: 1,806,925
• Metro: San Antonio-New Braunfels, TX
• Population (ZIP): 55,474
• Household income: $32,472
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2789.0

Population outlook (Bexar County) Hauer SSP2

• Today (2025): 2,336,851 people
• By 2030: 2,560,728 · +9.6%
• By 2040: 3,020,569 · +29.3%
• By 2050: 3,493,522 · +49.5%
• By 2075: 4,668,459 · +99.8%
• By 2100: 5,533,242 · +136.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Hispanic (88%)
• Race & ethnicity: Hispanic / Latino 88% Two or more races 41% White 6% Black 5% Native American 2%
• Hispanic origin (detail): Mexican 79%
• Foreign-born: 19% · Canada
• Languages at home: 39% English-only · Spanish 60%

Political lean MEDSL · Bexar

• 2024 margin: Lean D (+9.8) · D 54.3% · R 44.6% · Other 1.1%
• 2008→2024 swing: +4.2pp toward D · 2008: 5.6pp · 2024: 9.8pp
• All cycles: 2024: D+9.8 2020: D+18.2 2016: D+13.5 2012: D+4.6 2008: D+5.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.92%
• Current HPI: 264.7559
• Rent YoY: ▲ 7.73%
• Metro: San Antonio-New Braunfels, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

4 events — show timeline

• 2026-02-24 Pending — LERA
• 2026-02-24 Relisted — LERA
• 2026-02-24 Pending — LERA
• 2026-02-18 Listed $45,000 LERA

Property tax history

+5.8%/yr

Latest (2025): $1,598 · +0.2% YoY. Source: county tax records.